I’ve already shared some of the costs associated with evicting a tenant, so today I’m breaking down the actual process step-by-step.
For the previous video in my series on evictions, we touched on the associated costs and briefly explored the steps involved in the process, but today I’ll go into more detail.
When a tenant doesn’t pay rent, and the final date has passed, we file a 7-day pay or quit notice. In July 2019, Nevada legislation changed the 5-day pay or quit notice to a 7-day. You wouldn’t think that two days make a difference, but it does because we end up going through two weekends on a 7-day pay or quit.
This notice is filed with the process server, who will post it on the tenant’s door as well as send it through certified mail. Then, we’re sent the proof of service for our records. Should we have to continue with the eviction services, we would then file the eviction paperwork with three justices.
Keep in mind that we have three townships here in Las Vegas (Las Vegas, Henderson, and North Las Vegas), and each one does things a little bit differently when it comes to the paperwork.
You wouldn’t think that two days make a difference, but it does because we end up going through two weekends on a 7-day pay or quit notice.
If the tenant doesn’t pay their rent by the end of the seventh day, then eviction paperwork will be filed in the court on the eighth business day. The judge typically takes 48 to 72 hours to review the documents and grant the eviction, so long as the tenant doesn’t file an answer. If the tenant does file an answer, it means we have to go to court.
If no answer is filed, then the judge sends the order to the constable. Though we use a process server for the 7-day pay or quit, we’re mandated by law to use a constable for the actual lockout. The constable will post the lockout instructions we’ve provided them on the tenant’s door, and within 24 hours of posting, we’ll move forward with the lockout using a locksmith.
In the past, I’ve been able to get this entire process done in two weeks, but if the courts are fairly backed up, it can creep into the three- or even four-week range.
If you have further eviction-related questions or property management needs, please feel free to contact me via phone or email. I’m always glad to help.